01 South Frontage rd
Winona, MS 38967

The Montgomery 66 represents a rare chance to secure a sizeable and strategically located commercial development tract directly along Interstate 55 in Montgomery County, Mississippi. Spanning approximately 66 acres just outside the Winona city limits, this property provides outstanding visibility and frontage along one of the region’s most traveled north–south corridors, supported by 1,140± feet of interstate exposure. Its placement in an established commercial pocket enhances its long-term value, positioned adjacent to the Holiday Inn Express, across from Empire Truck Sales and the Pilot Truck Stop, and beside the Winona Sports Complex. These strong commercial and recreational neighbors create a built-in customer base and long-standing traffic draw for future users. A key feature of the land is its 16± acres zoned Highway Commercial Restricted (C3-R), enabling a wide range of immediate commercial applications. The balance of the acreage offers a mix of natural hardwood regeneration and mature timber, creating opportunities for phased development, mixed-use concepts, recreational integration, or long-term investment hold strategies. Approximately 30 acres were cut 15–17 years ago, leaving the tract with a blend of younger regrowth and established cover ideal for thoughtful site planning. Access is straightforward via the SE Frontage Road near Exit 185, just off the convergence of I-55 and Hwy 82. Its central location places the site roughly 22 miles south of Grenada, 70 miles north of Madison, and 90 miles north of Jackson, giving future users fast connections to major Mississippi population centers. For developers seeking strong visibility, flexible zoning, and proximity to established commercial activity, the Montgomery 66 is positioned as a compelling investment with both immediate and long-term potential.